New Homes Bonus

Tuesday 15th March 2011 Westminster Hall

12:59

[George Hollingbery (Meon Valley) (Con)]

It a pleasure to serve under your chairmanship, Mr Williams. I welcome the Minister to the debate and I am glad to see him almost in his seat.

I spent 11 years as a district councillor in a local planning authority. As many colleagues will know, being a local councillor is a frustrating affair, but never more so than when it comes to the provision of housing for local people. Many obstacles are set in the way of local councillors, and there is often great hostility. With huge numbers of people on the housing waiting list, I wished we had been able to get to grips with the issue better.

Regional spatial strategies provided for local plans and core strategies to include more houses. That was a valuable stick, which ensured that many authorities made plans for homes, when they might not otherwise have done so. However, the inclusion of houses in local plans and local development framework core strategies was almost always achieved in the teeth of fierce resistance from local people. A great many houses were planned but never built, and that is a key issue, which we need to confront. Plenty of areas did not have regional spatial strategies; indeed, in my time, the south-west still had not put even the bare bones of a spatial strategy in place.

Most important, however, the strategies removed the need for local councillors to think about the merits or demerits of increasing local housing. They could simply hide behind the Government’s skirts and say, “It is all that nasty Government’s fault that new houses have come to your area.” They never needed to confront local people or hostile sections of communities about why increasing local housing provision was a good thing. Quite simply, that infantilised councils. Furthermore, the arrangements gave a huge advantage to those who opposed the plans. One thing follows the other; if a positive argument is not made for increasing local housing, it is hardly surprising that the most extreme views on the other side win the day.

I therefore greatly welcomed the Conservative party’s publication two or three years ago of its Green Paper “Open Source Planning”. It talked about a huge change of emphasis in our approach to planning. We were going to consult much more deeply with local communities, about not just the houses themselves but the reasons why they might be required. We were going to acknowledge that people lost amenity when large amounts of housing were built. We were going to provide a carrot, which we now know as the new homes bonus, to compensate local people in some way for the fact that they would have problems when the new houses came along. That was good common sense.

I already knew at that stage that deep consultation was absolutely necessary. In the Winchester district, we had the courage to act ourselves. We went out into the community and consulted widely. We sat down with large groups of local people, ran workshops and tried carefully to explain why we wished to build more homes. As a result, we found that we could persuade people. If we took the arguments out there and set them out rationally, people would listen; they would accept more housing if they could see why it benefited their communities. We received 3,000 separate responses to the consultation, including nearly 50,000 separate comments. That just goes to show that we really can engage communities if we wish to. That change—consultation, getting together with communities and deciding with them what they need for their areas—forms the principle plank of the proposed changes.

Neighbourhood planning empowers local communities to shape their own responses to their population’s needs, as set out by their local councillors, and councillors have to make that case persuasively. That is all well and fine, but where does the new homes bonus fit in? As I said, the issue is loss of amenity, which is slightly difficult to quantify. Most of the benefits that people think about when we talk about new homes are in the realm of public goods. For example, new homes might provide the critical mass for the local shop, ensure the continuation of the local school or reduce out-commuting in search of local employment. All those things are persuasive, and it is difficult to relate them to the fact that people will be stuck in more traffic when they go to work or might find it more difficult to see the local doctor. However, many individual households will see little, if any, direct benefit from the fact that new houses are going up.

Why not soften that blow, therefore, with a contribution towards whatever the community wishes to spend its money on? That is the right way to move things forward. Indeed, why not go further? There has been lots of criticism, certainly from members of the Select Committee on Communities and Local Government, that such an approach somehow involves bribery and that it is a bad idea for money to change hands in the planning system. I understand that argument, and I see where people are coming from, but if people suffer a direct loss of amenity and see their lives somewhat devalued, is there anything wrong with making a payment to them or reducing the amount of council tax they pay for several years? I think not. If people see that the authorities understand that they are genuinely losing something, even if only for a brief period, as a result of new homes coming along, we can responsibly make payments in kind to them.

For that very reason, it is incredibly important that all proposals for the new homes bonus include the assumption that spending should be very local to where the development happens. That leads me to my first question to the Minister. What about the 80:20 split in two-tier areas? Why does a county council need to have a share if compensating local people is the primary objective?

[Mark Pawsey (Rugby) (Con)]

I congratulate my hon. Friend on introducing such an important debate. The 80:20 split is of great concern to Rugby borough council, which argues that it has taken forward the proposals for the new housing from which Rugby will benefit. It is concerned that a proportion of the new homes bonus will be allocated to the county council, which will benefit from development under the section 106 agreement and the community infrastructure levy. I hope that the Minister will give us a little more detail about where this 80:20 split comes from. I note from the responses to the consultation that it is a starting point for negotiation, but those who represent the authority in my area would be interested to understand a little more about where the split comes from and where it is likely to end up.

[George Hollingbery]

I thank my hon. Friend for that timely intervention. I absolutely agree with what he says. In a moment or two, I want to develop this argument a little further, because there is some confusion about where infrastructure comes from.

[Graham Jones (Hyndburn) (Lab)]

It is a pleasure to serve under you, Mr Williams. My area is in a two-tier district. Does the hon. Gentleman accept that the funding for the new homes bonus comes from reductions in the formula grant, which affect the county council? According to the hon. Gentleman’s argument, the reduction in Lancashire county council’s formula grant will be redistributed only to the district authorities, which, in my area, is Hyndburn borough council. Does he not accept that that argument is flawed and that the Minister should not adjust the formula grants for shire authorities if they will not receive any of the bonus at the end of the year?

[George Hollingbery]

I thank the hon. Gentleman for his intervention. He makes some cogent points, which the Minister will want to respond to in a moment.

There is a danger here. We are clearly channelling payments down to a community for its loss of amenity, but it is dangerous for us to confuse that with the provision of infrastructure. Let me develop that argument a little more. Page 11 of “New Homes Bonus: final scheme design” states:

“Local authorities will have flexibility on how to spend the unringfenced grant…In many cases this will involve advanced planning with other local service providers to ensure that there is timely delivery of infrastructure for the new development. For example, local authorities can pool funding to deliver infrastructure.”

I hope that that will not be read as an invitation to spend the new homes bonus on infrastructure that would be provided by the community infrastructure levy or other agencies in any event. There is a dangerous blurring of the margins here, and I seek some reassurance from the Minister that the new homes bonus will be focused on local communities.

There is a further confusion. The community infrastructure levy is coming through. Section 106 will be narrowed to deal only with site-specific issues. On top of that, there is open spaces funding—I think it will still exist, although I am not 100% certain—and the new homes bonus. There will, therefore, be three potential ways of providing infrastructure, and I would like some reassurance from the Minister on the potential confusion about them. I have had evidence on the issue from local parishes in my area, and particularly from West Meon parish council, which I met recently. Its members were very confused about where open spaces funding would sit in the new matrix.

Just yesterday I received a letter from Hampshire county council, which is particularly worried about the timing of the community infrastructure levy. It says:

“We believe the arbitrary date of April 2014 will cause serious problems both for ourselves and the district councils and risks triggering a growing infrastructure deficit.”

It goes on to request that only local planning authorities with robust policies in place for CIL should be subject to the changes by April 2014. That causes me to worry that there is going to be yet more impetus for the new homes bonus to be spent on infrastructure that should otherwise be provided by different mechanisms.

[Andrew Stephenson (Pendle) (Con)]

I congratulate my hon. Friend on securing the debate. I agree with what he has said and also the comments from my hon. Friend the Member for Rugby (Mark Pawsey) and the hon. Member for Hyndburn (Graham Jones) about the 80:20 split. Will my hon. Friend the Member for Meon Valley (George Hollingbery) comment on another issue? In my constituency there is a significant problem of empty properties. We have 896 empty properties in the town of Nelson alone. Will my hon. Friend join me in welcoming the Government’s decision to include long-term empty properties being brought back into use as part of the new homes bonus, thus boosting the financial viability of regeneration schemes in areas such as Pendle?

[George Hollingbery]

That is entirely to be welcomed. I would add that a section in the recently published final scheme for the new homes bonus reminds us that the spending review also announced that the Government were investing £100 million through the Homes and Communities Agency to enable housing associations to support local authorities to bring more than 3,000 homes back into use. As a package, I think that is to be welcomed. It is right that the new homes bonus should also be made attractive by bringing empty homes back into use.

My second question to the Minister is about transfers across local planning authority borders. I emphasise again that the new homes bonus is to compensate for a loss of amenity. However, what about the loss of amenity to those sitting on the other side of a local planning authority boundary? All of us who represent rural constituencies—and even those who perhaps represent slightly more urban areas—will recognise a situation in which one planning authority plans a large number of homes in an area of its administration which will not have any effect on its citizens.

There is such a development in my constituency at Whiteley, where 15 years ago a large new development of 4,000 homes was built. It was immediately adjacent to Fareham town, which has no contacts at all with Winchester district. All contacts went south. Under current rules on the new homes bonus, all of that new homes bonus would flow to Winchester and not to Fareham where it rightly should be. Likewise, we are now confronted by a proposal from Fareham borough council, which wishes to build 6,000 homes on the border of Winchester constituency, with most of the loss of amenity affecting those in Wickham and Knowle in the Winchester district authority.

I believe we should be able to form neighbourhood forums across LPA boundaries, and some of the payment of the new homes bonus should go directly to those forums across boundaries. We should at least encourage the chief executives and leaders of local councils that reduce the amenity of those across the border to share and share alike.

[Jason McCartney (Colne Valley) (Con)]

I thank my hon. Friend for giving way and for securing this important debate. House building is probably the biggest issue in my constituency at the moment. The Labour-led Kirklees council is pushing a local development framework plan using the old regional spatial strategy house-building target of 26,000. There is a lot of suspicion about that, particularly about the new homes bonus.

My hon. Friend spoke about the loss of amenity. My constituents are really worried about the loss of amenity of green belt, green fields and the countryside. Could we ask the Minister about the possibility of a massively disproportionate new homes bonus for houses built on brownfield sites and regeneration of empty homes, which my hon. Friend the Member for Pendle (Andrew Stephenson) mentioned, as opposed to a bonus for homes built on greenfield sites? That would be a really positive step.

[George Hollingbery]

I thank my hon. Friend for his intervention and add his question to the Minister’s already long list.

13:14

[The Parliamentary Under-Secretary of State for Communities and Local Government (Andrew Stunell)]

It is a pleasure to serve under your chairmanship, Mr Williams, and I congratulate my hon. Friend the Member for Meon Valley (George Hollingbery), his hon. Friends and the hon. Member for Hyndburn (Graham Jones) on their contributions to the debate.

My hon. Friend the Member for Meon Valley fairly set out the problem that the new homes bonus is intended to address. For decades house building has failed to keep up with people’s needs, and a combination of the recession and the regional spatial strategies targets that generated a bow-wave of opposition in many areas, led to a steep decline in the number of new homes provided. The year 2009 saw the lowest level of house building in England and Wales in peacetime since 1923, and the cost of a new home doubled in real terms between 1997 and 2007.

There is no doubt that housing is central to economic success as well as to personal well-being. We need to make building homes a motor for growth again. The new homes bonus will do exactly that. It has localism at its heart; it will re-energise communities; it will give them an incentive to say yes rather than no, which was the consequence of the top-down, target-driven scheme that it partly replaces.

[Graham Jones]

I welcome the Minister’s comments that this is a positive policy to encourage growth, and his assertion that it will create growth. However, what is the incentive to build houses in light of the following two factors? The hon. Member for Pendle (Andrew Stephenson) touched on them. The first is population decline, and the second is the existence of too many houses already.

[Andrew Stunell]

I suggest that the hon. Gentleman look at the empty homes element of the new homes bonus as particularly appropriate for the communities of east Lancashire. My hon. Friend the Member for Pendle (Andrew Stephenson) made exactly that point. It is an important way of providing a market signal to those who own empty homes, to encourage them to invest in them and bring them back into use.

[Graham Jones]

I accept the Minister’s point that long-term voids are not on the council tax base, but short-term voids are. There will be a mix when a row of terraced houses is demolished: there will be short-term empties, occupied houses and long-term voids. Some houses will be deducted, so short-term voids are included in the net figures for the new homes bonus. Will the Minister comment on that?

In describing his policies the Minister talks about regeneration, but also about two-into-one and three-into-one schemes. The hon. Member for Pendle has some of those schemes in his constituency which, I know, are very successful and are selling well. There will be net reductions in the new homes bonus available for constituencies such as Pendle. Surely, the two-into-one and three-into-one schemes and short-term voids should not be part of the new homes bonus. We need to add to the council tax base process an element that includes those that are on the council tax base, and not just talk about long-term voids that are not. Will the Minister accept those points?

[Andrew Stunell]

I notice that Pendle is credited with 107 new homes, so it will be getting the new homes bonus. It is only fair to my hon. Friend the Member for Meon Valley, who initiated the debate, to turn to his points.

It should be clear that the Department for Communities and Local Government has set aside almost £1 billion for the scheme over the spending review period, including £200 million in 2011-12. That funding for 2011-12, contrary to the assertion of the hon. Member for Hyndburn, is additional money outside of the grant formula.

The balance between market and affordable homes is also crucial and, therefore, there is an additional £350 payable for each affordable home for the following six years, on top of the new homes bonus for homes in general. That means that local authorities could receive up to £9,000 for each affordable home over the next six years.

[Gavin Barwell (Croydon Central) (Con)]

I thank the Minister for giving way. I served with him on the Localism Bill Committee, and we had long debates about the benefits of incentives versus coercion. Does he agree that it is important that the Government should constantly review the level of the bonus, for both normal and affordable housing, to ensure that the incentive is sufficient to generate the necessary level of house building?

[Andrew Stunell]

I will shortly be speaking about some of the other incentives that are in place, but I agree with my hon. Friend that if we had more money we could have bigger incentives. Nevertheless, it might be wise to wait for the scheme to bed in before starting that revision.

The scheme will pay grant equal to the national average for the council tax band concerned on each additional property, and it will be paid for the following six years as an un-ring-fenced grant. I stress that it is not ring-fenced; the Government make no prescription and give no advice to local authorities on how they might spend the money. It is entirely a matter for the recipient authorities. That brings me to who are the recipient authorities.

My hon. Friend the Member for Meon Valley asked me to say something about the split between the county and district tiers in two-tier areas. First, I should say that in single-tier areas, 100% goes to the principal local authority; in county areas, 80% goes to the district planning authority, and 20% to the county council. When I say “it goes”, that is the default position, but it is open to each of those authorities to consider whether they want that to be the case in all circumstances. For instance—this is an example; it is not intended to be a Government directive—if the tipping point for the creation of a new primary school were involved, there might well be some other consideration than 80:20. I remind the House that when it comes to local authority spending, it is generally the case that 80% is spent by the county and 20% by the district, so we are inverting that ratio.

Every development is different and will need different services to support it, and different local concerns will drive the choice on how to spend the new homes bonus. Local authorities and local communities are best placed to negotiate those choices in meeting the needs of local neighbourhoods. My hon. Friend spoke of local communities having the loudest voice. I certainly agree with him on that, hence the 80%, but there are also parish and town councils; and in many unparished areas there will be residents’ and community groups. I would expect sensible local authorities, in working through the new local planning arrangements with neighbourhood plans, to see the bonus as a vital part of negotiating effectively with those communities on how the new homes bonus should apply in those areas.

My hon. Friend also asked how the boundaries question would be dealt with, and gave the example of Whiteley. That may be seen as pulling in the opposite direction to his point about county and district investment, because both of the areas that he spoke of are in Hampshire. The county council will benefit by just over £1 million from the new homes bonus—that will be its 20% for the coming year—and it is a provider of services across both of the areas mentioned. In such situations, the fact that there is a top-tier section of the new homes bonus may be to everyone’s advantage. In addition, the Localism Bill introduces a duty for local authorities to co-operate, which is relevant in establishing plans, taking decisions about how things such as the new homes bonus should be spent, and how some common objectives can be met.

My hon. Friend the Member for Colne Valley (Jason McCartney) asked about the possibility of adapting the new homes bonus to give preference to approvals on certain types of land. That is not part of the scheme; nor, as things stand, do I foresee it happening in future. However, the introduction of the neighbourhood planning system will give local communities and local neighbourhoods a much firmer grasp of such decisions as they build up their neighbourhood plans under the district plan, which is subject to the national planning policy framework. I hope that my hon. Friends are satisfied to hear that.

If I may, Mr Williams, I shall use the rest of my time speaking about the different streams of money that support the Government’s intention to see vigorous, sustainable development across the country. My hon. Friend the Member for Meon Valley asked about open spaces funding. The Department has set aside £11.2 million for community green spaces funding for the coming year. That goes principally to supporting groundwork for the green flag award accreditation scheme, and the federation of city farms and community gardens partnership work programme. Those programmes continue on a comparatively modest scale, but the amount that local authorities choose to allocate for parks and other green spaces is rightly a matter for them.

[George Hollingbery]

Do I take the Minister to mean that open spaces funding will not be levied on developments from now on?

[Andrew Stunell]

I am sorry to say that I did not catch what my hon. Friend said.

[George Hollingbery]

I apologise. Am I to take his comments to mean that local authorities will no longer be levying an open spaces fund—a charge for open spaces?

[Andrew Stunell]

I shall take note of that question and write to my hon. Friend, so that I do not give a misleading response.

The Government have given communities the opportunity to participate much more strongly in the process of protecting spaces through the community assets list, the community right to reclaim land and the community right to bid and challenge. Local communities that are concerned about these matters therefore have a number of opportunities to become directly involved.

As well as the new homes bonus there is, as my hon. Friend said, the community infrastructure levy and section 106 agreements. Both are specifically directed to infrastructure investment and planning outcomes. They are different from the new homes bonus; they are not ring-fenced and there is no obligation for the money to be spent on infrastructure or related matters.

Local authorities will have the opportunity to introduce a community infrastructure levy. I note the concerns that my hon. Friend passes on from Hampshire, but it is important that we get these incentives in place quickly. If my hon. Friend lets me have that correspondence, the Department will give some thought to those matters.

Section 106 will be scaled back so that it is specifically directed to deal with the impact of particular developments. Statutory tests were introduced in 2010 to ensure that obligations are directly related to proposed developments. Regulations prevent section 106 agreements and the community infrastructure levy being collected for the same piece of infrastructure. After 2014, tariff-style planning and obligations will not be permitted. The characteristic level at which the community infrastructure levy is likely to fall would be between £5,000 and £10,000 per home. Taken with the new homes bonus, it is a really powerful incentive for communities to agree to new developments.